3087 B St · Georgetown, CA 95634

$239,000

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 192 Days on market

Built 1977 0.50 ac lot $165/sqft · 40% below area Est $396k · 40% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +6.5/30.0
• Appreciation +6.2/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0

Listing remarks

Country setting in the pines! Spacious living room with a wood burning fireplace, open kitchen, 2 baths and large master suite. Expansive decking off of the back of the home and tool sheds for storage. Walk to the park, school and downtown!

Key facts

• Walk to downtown
• Expansive decking
• Open kitchen

Tags

• WOOD BURNING FIREPLACE
• OPEN KITCHEN
• EXPANSIVE DECKING
• TOOL SHEDS
• WALK TO PARK
• WALK TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (32.5% below list).
• Recommended offer: $161k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.1% in Georgetown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 57/100 on livability (#753 in CA) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, employment B; Watch: schools D+, amenities F, commute F.
• Black Oak Mine Unified (rural): math 25% / reading 40% proficiency, ranked #278 of 517 in CA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 437 units permitted in El Dorado County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.3% local appreciation)).
• El Dorado County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,389 (32.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.68% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.22%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (median comp): $395,638
• List price: $239,000
• Delta: -39.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2860 Alphabet Ln	0.36mi	2/2.0 (-1)	1,269 (-12%)	3mo	$580,000	$457	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-5,172
• Equity at exit: $98,569

10-year hold

• IRR: 3.0%
• Equity multiple: 1.42×
• Total profit: $28,307
• Equity at exit: $145,321

Cash invested: $66,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 95634

• Home prices YoY: 0.9%
• Active inventory: 53
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$325 /mo · $3,896/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-403

Break-even live

Break-even rent $2,123

Max offer price $167,881

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-335	+0% $-403	+5% $-470	+10% $-538
Rent	-10% $-530	-5% $-466	+0% $-403	+5% $-339	+10% $-275
Rate	-1.0pp $-282	-0.5pp $-342	base $-403	+0.5pp $-465	+1.0pp $-528

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $239,000 Active 192 DOM
2. 2026-06-18
   days on market $239,000 Active 189 DOM
3. 2026-06-17
   days on market $239,000 Active 188 DOM
4. 2026-06-16
   days on market $239,000 Active 187 DOM
5. 2026-06-15
   days on market $239,000 Active 186 DOM
6. 2026-06-13
   days on market $239,000 Active 184 DOM
7. 2026-06-13
   days on market $239,000 Active 183 DOM
8. 2026-06-09
   days on market $239,000 Active 180 DOM
9. 2026-06-08
   days on market $239,000 Active 179 DOM
10. 2026-06-07
    pricedays on market $239,000 Active 178 DOM
11. 2026-06-05
    days on market $256,400 Active 175 DOM
12. 2026-06-03
    days on market $256,400 Active 174 DOM
13. 2026-06-02
    days on market $256,400 Active 173 DOM
14. 2026-06-01
    days on market $256,400 Active 172 DOM
15. 2026-05-31
    days on market $256,400 Active 171 DOM
16. 2017-05-26
    soldstatus $250,000
17. 2004-05-17
    soldstatus $240,000
18. 1979-12-07
    soldstatus $68,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $3,896 · $325/mo
• Projected year-2 tax: $3,896 · $325/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 20 unhealthy d/yr today · 28 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,367
• − Mortgage interest: −$13,388
• − Property taxes: −$3,896
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$6,953
• Taxable loss: −$9,163
• Est. tax savings @ 24.0%: +$2,199
• After-tax cash flow: $-2,632/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Black Oak Mine Unified
• NCES district ID: 0605240
• Math proficiency: 25% ▼ -3.00%
• Reading proficiency: 40% ▼ -4.00%
• Median HH income: $68,195
• Composite: 29.96/100
• National rank: #6371
• State rank: #278 of 517 in CA

Livability — Georgetown

• Score: 57/100
• State rank: #753
• US rank: #21998

Category grades

Amenities F Commute F Cost of living F Crime A- Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, CA
• Population (ZIP): 3,792

Population outlook (El Dorado County) Hauer SSP2

• Today (2025): 191,666 people
• By 2030: 193,662 · +1.0%
• By 2040: 192,583 · +0.5%
• By 2050: 185,904 · -3.0%
• By 2075: 169,543 · -11.5%
• By 2100: 139,623 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · El Dorado

• 2024 margin: R (+12.0) · D 42.6% · R 54.6% · Other 2.8%
• 2008→2024 swing: -1.5pp toward R · 2008: -10.5pp · 2024: -12.0pp
• All cycles: 2024: R+12.0 2020: R+8.8 2016: R+13.9 2012: R+18.2 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.33%
• Current HPI: 255.0819
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+267.6% since first listed

3 events — show timeline

• 2017-05-26 Sold (Public Records) $250,000 Public Records
• 2004-05-17 Sold (Public Records) $240,000 Public Records
• 1979-12-07 Sold (Public Records) $68,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,896 · +2.9% YoY. Source: county tax records.